Buying a flat in Mumbai is one of the biggest financial decisions you will make, and the paperwork matters as much as the location. A beautiful apartment with an unclear title or missing approvals can turn into years of legal trouble. This checklist covers the documents you should verify before you pay a token amount, whether you are buying a new flat from a developer or a resale flat from an owner.
1. Title deed and chain of ownership
The title deed proves that the seller actually owns the property and has the right to sell it. For resale flats, ask for the complete chain of previous agreements so you can trace ownership back over many years, ideally 30. Every transfer in the chain should be registered and stamped. Gaps in the chain are a red flag.
2. Title search and encumbrance check
A lawyer can run a title search at the Sub-Registrar office to confirm there are no pending loans, mortgages, court cases or claims on the property. Ask the seller for a bank NOC if the flat was bought on a home loan, and make sure the loan is closed before registration.
3. Building approvals: CC and OC
- Commencement Certificate (CC): permission from the municipal authority to start construction.
- Occupancy Certificate (OC): confirms the building was completed as per approved plans and is fit to live in. Moving into a building without an OC can create problems with water and electricity connections, resale and home loans.
- Approved building plan: check that the flat you are buying matches the sanctioned plan, including floor and carpet area.
4. MahaRERA registration (for new and under-construction projects)
Under the Real Estate (Regulation and Development) Act, most new projects in Maharashtra must be registered with MahaRERA. Look up the project on the MahaRERA website to check the registration number, the promised completion date, approvals uploaded by the developer and any complaints. Carpet area must be stated as per RERA rules.
5. Society documents (for resale flats)
- Share certificate issued by the cooperative housing society in the seller’s name.
- Society NOC for the sale and transfer.
- Conveyance deed status, which shows whether land ownership has been transferred to the society.
- Latest maintenance receipts with no pending dues.
6. Property tax and utility bills
Ask for recent property tax receipts and electricity bills in the seller’s name. Unpaid dues usually stay with the property, so clear them before registration.
7. Agreement for sale, stamp duty and registration
The agreement for sale must be stamped and registered with the Sub-Registrar. In Mumbai, stamp duty is a percentage of the agreement value or the ready reckoner rate, whichever is higher, and a registration fee is also payable. Rates and concessions (for example, for women buyers) change from time to time, so confirm the current rates on the Maharashtra IGR website before you budget. If the property value is ₹50 lakh or more, the buyer must also deduct TDS on the payment to the seller.
8. Home loan documents
If you are taking a home loan, your bank will run its own legal and technical checks. A sanction from a reputed bank is a useful second opinion, but it does not replace your own due diligence.
Frequently asked questions
Can I buy a flat without an Occupancy Certificate in Mumbai?
It is possible, but risky. Without an OC you may face problems with utilities, home loans and future resale. Always ask the developer for a clear timeline and get legal advice.
How many years of title history should I check?
Lawyers commonly recommend checking the chain of title for around 30 years for resale property.
Who pays stamp duty in Mumbai?
Stamp duty and registration charges are usually paid by the buyer, unless the agreement says otherwise.
Buy with REALTZO
At REALTZO, we review key property documents before a listing goes live, and we help buyers with agreements, society NOCs and registration. Browse our verified properties in Mumbai or talk to a broker about your requirement.
